The purpose of the R-12 High-Rise Apartment
Residential Zone is to promote the continued development of designated
areas for townhouse and multifamily uses in high-rise structures that
promote affordable housing in accordance with the adopted housing
element of the Master Plan and the Borough's Fair Share Plan. The
zone is specifically intended to implement a judicially reviewed and
approved settlement agreement that furthers the purpose of this section
in lieu of protracted litigation.
The following uses only shall be permitted in
an R-12 Zone:
A.
Principal uses: townhouses, multifamily dwellings
and municipal utility facilities.
B.
Accessory uses. The following accessory uses shall
be permitted:
C.
Required uses. Any development within the R-12 Zone
shall make provision for affordable housing in accordance with a court-approved
agreement in the case of East/West Venture v. Borough of Fort Lee,
Docket No. W-44705-88 PW.
The following regulations shall apply to any
development within the R-12 Zone:
A.
Minimum lot area: 4.5 acres.
B.
Minimum lot area per family: 375 square feet.
C.
Minimum lot width: 150 feet.
D.
Minimum lot depth: 150 feet.
E.
Minimum front, side and rear yards, principal buildings:
(1)
Old Palisades Road: 40 feet.
(2)
River Road or Measurement Line,[1] whichever provides a greater building envelope: 50 feet.
[1]
NOTE: The measurement line is described as:
Beginning at the point of intersection between the southern right-of-way
line of River Road, said point being shown on a plan entitled "Survey
of Lot 2C, Block 3302, Borough of Fort Lee, Bergen County, New Jersey,"
dated 1-15-1985, last revised 6-30-1987, prepared by Boswell Engineering
Company of South Hackensack, New Jersey, attached and made a part
hereto, thence in a southerly direction the following courses:
1). S 26° 43' 50'' W, 50.50 ft., to a
point; thence
2). S 30° 37' 23'' W, 115.82 ft., to a
point of curvature, thence
3). Along a curve to the right having a radius
of 491.35 ft. and arc length of 272.15 ft., to a point of tangency;
thence
4). S 62° 21' 30'' W, 18.00 ft., to a
point of curvature; thence
5). Along a curve to the left having a radius
of 215.65 ft. and an arc length of 107.26 ft. to the point of intersection
between said measurement line and the northern right-of-way line of
Massa Lane extended in a southeast direction, said end point being
located along a property line projection from the existing southeast
property corner of Block 3302, Lot 2C of S 67° 42' 10'' E a distance
of 15.00 ft.
(3)
Massa Lane: five feet.
(5)
Southerly boundary of Block 3302, Lot 2B: 80 feet.
F.
Minimum front, side and rear yards, accessory buildings and structures, excluding private parking garages: see § 410-35.
H.
Maximum height.
(1)
Townhouse building: MSL (Mean Sea Level) elevation
285 feet.
(2)
Elevator penthouse of townhouse building: MSL elevation
288 feet.
(3)
Multifamily building: MSL elevation 570 feet.
(4)
Elevator penthouse of multifamily building: MSL elevation
579 feet.
(5)
Water tower of multifamily building: MSL elevation
607 feet.
(6)
Private parking garage: MSL elevation 285 feet.
I.
Maximum density: 120 dwelling units per acre or 538
units, whichever is less.
J.
Maximum lot coverage: 60%.
K.
Additional requirements.
(1)
Townhouse spacing. Townhouses shall be spaced a minimum
of 15 feet apart where no common vertical wall exists.
(2)
Building placement. No building higher than MSL elevation
285 feet shall be located further south than the north facade of the
River Ridge Condominium building.
(3)
Nothing herein shall prevent the construction of townhouse dwellings on the top of any private parking garage nor the construction of multifamily units in the exterior edge of the such garage, provided that the height limitations of § 410-23H are met.
(4)
Balconies may project into the required yard areas,
provided that they extend no more than seven feet from the face of
the building and are entirely within the property boundaries.
The following off-street parking and loading
requirements shall apply to any development within the R-12 Zone:
A.
Minimum parking requirement: a minimum of 1.75 spaces
per dwelling unit, plus an additional .15 space per unit up to a maximum
of 67 additional parking spaces.
B.
Maximum compact parking spaces: 30% of total spaces.
C.
Tandem parking spaces. Tandem parking spaces may be
permitted, provided that both spaces are assigned to the same dwelling
unit and not more than 20% of the total spaces in the development
are blocked from access to the drive aisle by another space.
